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Yes/No Flood Hazard Area

Discussion in 'Urgent - Help Needed' started by Walter Skaggs, Feb 8, 2008.

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  1. Walter Skaggs

    Walter Skaggs New Member

    0
    Jun 23, 2004
    Professional Status:
    Certified General Appraiser
    State:
    Montana
    If the lot lies in the 100 year flood plain but the residence is not do you click the yes or no box for flood hazard area?

    I've always checked yes and explained, however I've got a mortgage broker who is insisting I check no because the survey shows the residence in not in the flood zone. (but 1/2 the lot is)
     
  2. Jerry Lieb

    Jerry Lieb Junior Member

    0
    Aug 14, 2004
    Professional Status:
    Certified General Appraiser
    State:
    California
    Walter - It's my understanding that if any portion of the lot is in a flood plain, whether or not the actual structure is in it, it must still be shown as being in the flood plain. I don't recall where I heard this - probably at a seminar.

    I'm sure others will come in here to give their suggestions.

    Good luck.

    Jerry
     
  3. Mztk1

    Mztk1 Senior Member

    1
    Dec 3, 2006
    Professional Status:
    Certified Residential Appraiser
    State:
    Florida
    I put "X" or "C" and "A" in the zone and check yes, then in the site section I state that per the survey the improvements are not in the flood zone and flood insurance is likely not required. I add a comment about deferring to any contrary finding via a flood certification, and state whether or not it influences value or marketability. I will also check my comps and hpe to find one with a similar location. That's about it.
     
  4. Terrel L. Shields

    Terrel L. Shields Elite Member
    Gold Supporting Member

    Top Poster Of the Month

    472
    May 2, 2002
    Professional Status:
    Certified General Appraiser
    State:
    Arkansas
    I believe that fannie now says that you must check the box if any part of the site lies in a flood plain. It is up to the lender. It is in their ball park.
     
  5. AL LLANOS

    AL LLANOS Junior Member

    0
    Apr 28, 2006
    Professional Status:
    Licensed Appraiser
    State:
    California
    Most likely the lender will rely on another source other than the appraisal for the flood zone data, regardless of what you mark it. That has been my experience on those too close to call.

    Al
     
  6. TJSum

    TJSum Elite Member

    4
    Nov 12, 2007
    Professional Status:
    Certified Residential Appraiser
    State:
    Maryland
    I agree with the other posters and Jim here, except I would take out the part that states "and flood insurance is likely not required". No need to go there, that is not our call.
     
  7. Dominic

    Dominic Sophomore Member

    0
    Jan 23, 2006
    Professional Status:
    Licensed Appraiser
    State:
    California
    Read Limiting Condition #3...

    "...the appraiser has noted in this appraisal report whether any portion (my bold) of the subject site is located in an identified Special Flood Hazard Area."
     
  8. Couch Potato

    Couch Potato Elite Member

    0
    Mar 15, 2004
    Professional Status:
    Certified Residential Appraiser
    State:
    North Carolina
    I'd check "No."

    The Fannie selling guide says:
    Personally I include a flood map from my service provider. I put what that map says in my report. If I had a survey showing the improvements are not in a flood plain, I would check the "No" box.
     
  9. hglenbetts

    hglenbetts Senior Member

    2
    Dec 3, 2007
    Professional Status:
    Certified Residential Appraiser
    State:
    Michigan
    The insurance company insures the improvements, thus the comment about none needed (flood insurance) if the structure is outside the flood plane.

    If your SOW includes appraising the real estate with the improvements, the subject of the assignment lays within the flood plane.
     
  10. Mike Boyd

    Mike Boyd Elite Member

    0
    Jan 18, 2002
    Professional Status:
    Retired Appraiser
    State:
    California
    I agree....but in my market area an elevation certificate is required. Sometimes this is available from the building department and any survey must show the elevation. Then, the building department will issue the certificate.
     
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